Bensville vs Macmasters Beach.
Comparing two suburbs with median house prices of $1,175,000 and $1,787,500. Macmasters Beach edges out on more headline metrics in this comparison.
Bensville (median $1,175,000) is roughly 34% cheaper to buy into than Macmasters Beach ($1,787,500). Over the past year, Macmasters Beach (-6.1%) ran 1.7 percentage points ahead of Bensville (-7.8%) on house-price growth.
On school quality, the average ICSEA across schools serving Macmasters Beach (1058) sits above Bensville (1037).
For buyers
Bensville is the lower entry point at $1,175,000 median, 34% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Bensville delivers the better gross yield (3.76% vs 2.47%), but Macmasters Beach has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Macmasters Beach edges out on average school ICSEA (1058 vs 1037).
Common questions
Is Bensville or Macmasters Beach cheaper to buy in?
Bensville has the lower median house price at $1,175,000, roughly 34% below Macmasters Beach ($1,787,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bensville or Macmasters Beach?
Over the past 12 months, Macmasters Beach grew -6.1% vs -7.8% in Bensville, a gap of 1.7 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Bensville or Macmasters Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Macmasters Beach scores 1058 vs 1037 in Bensville. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which suburb has higher rental yield, Bensville or Macmasters Beach?
Gross rental yield on houses is 3.76% in Bensville vs 2.47% in Macmasters Beach. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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